My rent for a 1 brd rm unit wenty up from $320.00 to 370.00 pw a (no carport). I have lived here in this flat on my own for 17 years. The place has never been painted inside, curtains and draes are torn (just wear & tear) and have never been repaired, even before my tenancy. I have mentioned I would like it repainted anf the drapes and curtains fixed. Pty Mngr says, only after I move out. Yet I have to pay this very high rent since Dec 2020 for a place which has never been painted and curtains are torn. She probably intends to increase rent again at end of 1 yr of last increase, i.e. December 21 but not to fix the place. I am thinking abt a 14 day notice letter (not given to her yet) but she says she will not fix until I move out. What can I do to get her to fix the place up while I am here? Can she reduce my rent during the time the place is being repainted & drapes & curtains replaced? Eventually I will hopefully move out but it is not easy to find another flat when you are 66 yrs old? Even with a flatmate, it is not easy.

My concerns are::
1. What do I need to do yo get it fixed while I am still here?
2. How can I get perhaps rent reduced while it is being painted. The oven in kitchen burned out abt 2 years ago and left a mess on the wall and ceilings are in need of paint as well as all cupboard doors. They are in terrible condition after 17 years tenancy.
3. If I start again looking for another flat (but it would be hard anyhow due to my age), then I do not want a bad reference from Ppty Mgr for wanting her to fix my place?

Are there any ways I can avoid all these 3 pitfalls? Any thoughts or ideas please?
Many thanks in advance foir your knowledge and thoughts.

gonefishing16 - 2021-08-13 11:30:00

Any chance of talking directly to the owner?
Curtains can easily be replaced without you moving out.
Painting will be more difficult - but not impossible.
I would ask the PM to get the curtains replaced. And ask for the damage caused by the oven to be repaired. Keep bugging them and maybe issue 14 day notice for those things at least.

pcle - 2021-08-13 11:37:00

Have you looked at council pensioner flats or asked WINZ/HNZ about getting a unit?
Private rentals are very tough at the moment.

Edited by pcle at 11:43 am, Fri 13 Aug

pcle - 2021-08-13 11:43:00

I just wished we could find you a place nearby.

smallwoods - 2021-08-13 11:44:00

I would have thought that the owner would like to keep a tenent who has been in the place for 17 years happy.

And in fact why do they even need a property manager with such a reliable tenant?

tygertung - 2021-08-13 12:44:00

Tenant could buy curtains and remove them when they leave. Store the old ones. Op shops often have really good curtains, cheap as chips.

By all means ask for what you would like, but renovation is one reason tenancies can be terminated, and a full repaint would IMO qualify.

artemis - 2021-08-13 12:50:00

OP - In a thread last year you mentioned you were looking to buy this year? Is that not on the cards anymore?

The crux of the matter is that unfortunately it's not "very high rent" as per your post in number 1. It's actually still considerably lower than the market average for your area (Morningside) which is $445 per week. Which you have been made aware of before, TBH.

So to ask for improvements and then expect a rent decrease if/when they are carried out, is a HUGE ask. Can't see that one going well for you.

I suspect you are correct in that you will have another rent increase coming as the new PM is wanting to get the rent back up in line with market rents. :(

I absolutely get your concerns and absolutely understand your desire to have some improvements carried out, it is definitely a fair expectation .... but do I honestly think you will be able to force those to happen, without another large increase in your rent at the end of the year, then No, sorry I don't.

You may need to think about what's important to you (new paint and curtains - or cheap rent) and if it's the later, see what you can do yourself.
There are curtain banks etc that you can get free curtains from, or a 1 beddie you could probably buy all new curtains from the Warehouse or similar for a couple of hundred dollars (so much less than a rent increase ;) ) and then you'd own them and could take them with you when you move.

Also can you ask PM if you could do some painting yourself - paint itself is pretty cheap, it's the labour that's a biggie .... do you have friends and or family that will help.

Note to all in case someone misconstrues: my comments above are not relevant to the RTA and HHS etc legislations; it goes without saying those are non-negotiable as far as landlords obligations ... just assisting OP with more aesthetic improvements she is looking for.

desi1969 - 2021-08-13 13:02:00

Maybe move out, get closer to the fishing grounds. You could always buy your own curtains. I would move.

msigg - 2021-08-13 13:49:00

desi1969 wrote:

The crux of the matter is that unfortunately it's not "very high rent" as per your post in number 1. It's actually still considerably lower than the market average for your area (Morningside) which is $445 per week. .

The amount you quote, from tenacy services is the average median for bonds lodged over the past 6 months in your area.

A place in dire need of improvements is going to be worth less.

It may well be helpful to talk to the owner, it is perfectly legit for you to approach them.

Bear in mind that it is in the interests of the PM to lift rents as high as possible, they get a % of the rent.

tony9 - 2021-08-13 16:40:00

The owner probably has no idea there is a problem. PMs are often not as onto it as you’d hope.

pcle - 2021-08-13 17:06:00

pcle wrote:

The owner probably has no idea there is a problem. PMs are often not as onto it as you’d hope.

or the owner simply doesn’t care as long as the tenant keep paying their mortgage for them.

sparkychap - 2021-08-13 17:15:00

sparkychap wrote:

or the owner simply doesn’t care as long as the tenant keep paying their mortgage for them.

yes it might be a HNZ property.

pcle - 2021-08-13 17:23:00

pcle wrote:

yes it might be a HNZ property.

they don’t have mortgages, so that’s a big fat fail on you.

sparkychap - 2021-08-13 17:30:00

sparkychap wrote:

they don’t have mortgages, so that’s a big fat fail on you.

nor do they have to meet healthy homes standards.

pcle - 2021-08-13 17:31:00

pcle wrote:

nor do they have to meet healthy homes standards.

yet.

sparkychap - 2021-08-13 17:41:00

owner lives oversea. LJHooker manage it

gonefishing16 - 2021-08-13 22:38:00

tony9 wrote:

The amount you quote, from tenacy services is the average median for bonds lodged over the past 6 months in your area.

A place in dire need of improvements is going to be worth less.

It may well be helpful to talk to the owner, it is perfectly legit for you to approach them.

Bear in mind that it is in the interests of the PM to lift rents as high as possible, they get a % of the rent.

You are correct it is from historical bonds and given rents are rising, the true average market rent is probably higher ;) I 'think' the average rent for that property on the same website 6 months ago, was around $390.

Granted a property that requires work could be less than the 'average' but even the lower quartile is much higher than OP's rent.

Landlords employ PM's because they either don't want to deal with the tenants or they are overseas (and can't/don't want to deal with tenants), so approaching them (even if the tenant can locate them), often just brasses them off.

Come on... the PM is not raising the rent because the difference between the original $320 and the $370 rent gives them a whopping $4 extra per week, they are raising the rent because the rent is significantly below market rates, if they leave it low they are doing a disservice to the person that has employed them and realistically they want to secure more properties to manage, by doing a great job and getting referrals etc.

"Yup I've got a great property manager, give my guy Johnny a ring, he's rented my property for under market rent for years now, I've missed out on $2,500 a year that I could have earned from my investment, but hey, at least he's not making an extra $200 a year" - said no Landlord ever ;)

The reality is that the PM probably knows that s/he can and will rent that place out tomorrow for far more (a quick search on TM shows a very distinct lack of stock, so probably a high demand), if the OP were to leave. They probably also know the OP can't afford to pay market rent; and that a coat of paint and new curtains and there would likely be tenants lined up around the block to rent OP's home for $480 p/w.

To me it's a classic situation where when OP rented the property 17 years ago Morningside / St Lukes weren't particularly popular, but now they are highly desirable suburb's and with the way rents have risen in recent years, OP has really been priced out of the market for that property.
And yes it is sad.

Edited by desi1969 at 11:44 pm, Fri 13 Aug

desi1969 - 2021-08-13 23:42:00

They might boot you out if you complain they got plenty of others looking being an excellent tenant 17 years counts for nothing. Look at buying drapes or curtains on trademe should be some cheap.

ash4561 - 2021-08-14 00:47:00

gonefishing16 wrote:

My rent for a 1 brd rm unit wenty up from $320.00 to 370.00 pw . The place has never been painted inside, curtains and draes are torn (just wear & tear) Pty Mngr says, only after I move out. .

You could do the Tenancy ting (details on their website). But then you're likely to get given notice.
Put curtains up yourself?

lythande1 - 2021-08-14 08:29:00

lythande1 wrote:

You could do the Tenancy ting (details on their website). But then you're likely to get given notice.
Put curtains up yourself?

Although OP could get that put aside as retaliatory notice, but your general sentiment is correct, its a slippery slope and likely to end in tears eventually.

Failing curtains should be replaced by the LL. If the LL is considering repainting when the OP leaves then she/he might agree to the OP painting the worst rooms themselves, if they're up for it.

sparkychap - 2021-08-14 09:18:00

pcle wrote:

Have you looked at council pensioner flats or asked WINZ/HNZ about getting a unit?
Private rentals are very tough at the moment.

The waiting list for 'council' pensioner flats is substantial, but if the OP goes to WINZ they will refer them to Haumaru Housing. If they offer a unit, rent will be set at 30% of gross primary income, which if that is Super would be around half what they pay now.

And the units, though very small, come with curtains provided.

oh_hunnihunni - 2021-08-14 10:37:00

desi1969 wrote:

The reality is that the PM probably knows that s/he can and will rent that place out tomorrow for far more (a quick search on TM shows a very distinct lack of stock, so probably a high demand), if the OP were to leave. They probably also know the OP can't afford to pay market rent; and that a coat of paint and new curtains and there would likely be tenants lined up around the block to rent OP's home for $480 p/w.

To me it's a classic situation where when OP rented the property 17 years ago Morningside / St Lukes weren't particularly popular, but now they are highly desirable suburb's and with the way rents have risen in recent years, OP has really been priced out of the market for that property.
And yes it is sad.

The NPS-UD can't come soon enough, this "shortage" of stock is caused by the ridiculous zoning regulation, stopping the market working. The collection of old dunga houses and takeaways around Morningside rail station will finally be replaced by decades overdue apartment blocks. Million dollar land values and some non descript old house containing the "Colon Cleansing Centre" is heritage zoned. Probably a viewshaft in there as well.

kestrel43 - 2021-08-14 11:26:00

oh_hunnihunni wrote:

The waiting list for 'council' pensioner flats is substantial, but if the OP goes to WINZ they will refer them to Haumaru Housing. If they offer a unit, rent will be set at 30% of gross primary income, which if that is Super would be around half what they pay now.

And the units, though very small, come with curtains provided.

Agree.
OP: ring around and at least get on a waiting list - council, etc.
My mum was on a waiting list for a pensioner flat for two years. When her number came up she was in it for nearly 20 years.

thumbs647 - 2021-08-14 13:15:00

thumbs647 wrote:

Agree.
OP: ring around and at least get on a waiting list - council, etc.
My mum was on a waiting list for a pensioner flat for two years. When her number came up she was in it for nearly 20 years.

.

Thank you for that info. Yes, I am retired. WINZ never ever told me - I never knew. Even though I complained to WINZ about how hard it is to get accepted as a flatmate at that age. Well, that is a good avenue. I will try it.
Thank you to everyone who replied. Much appreciated.

gonefishing16 - 2021-08-16 10:38:00

i would buy your own curtains you would be happy with and if you like the area and neighbours stay
the options of a housing nz house you will be left with no choice on what type of people you will be living near ( a polite way of saying)

catsmeiow - 2021-08-18 16:52:00

My ex-husband has been in the same rental since 1991 I moved out in 1993 Until the first quakes in ChCh the Landlady had never been inside it. Landlord has and nothing has been done until quakes she visited and replaced curtains Carpet just fallen to bit nothing being done. And rent gone up and up over the years Bloody mind blowing and only 1/4 of full story. He is a perfect tenant and won't ask for a thing to be done. Bloody fool. He doesn't want to own a home and loves where he is. Worse I doubt if he's even getting the right amount of pension.

anne1955 - 2021-08-19 19:43:00

anne1955 wrote:

My ex-husband has been in the same rental since 1991 I moved out in 1993 Until the first quakes in ChCh the Landlady had never been inside it. Landlord has and nothing has been done until quakes she visited and replaced curtains Carpet just fallen to bit nothing being done. And rent gone up and up over the years Bloody mind blowing and only 1/4 of full story. He is a perfect tenant and won't ask for a thing to be done. Bloody fool. He doesn't want to own a home and loves where he is. Worse I doubt if he's even getting the right amount of pension.

That’s what happens when Government massively Jack’s up taxes on renting. Enjoy.

pcle - 2021-08-19 22:23:00

pcle wrote:

That’s what happens when Government massively Jack’s up taxes on renting. Enjoy.

No it isn't. That is what happens when landlords are greedy.

tygertung - 2021-08-20 09:00:00

tygertung wrote:

No it isn't. That is what happens when landlords are greedy.

Nope. Greedy and incompetent Government. Lets keep moving to higher rents.

pcle - 2021-08-20 10:19:00

pcle wrote:

That’s what happens when Government massively Jack’s up taxes on renting. Enjoy.

It is hard to generalise about landlords or tenants because there will be the good, the bad and the ugly! Face it! You have to consider ALL of the factors for an individual scenario. We don't know all the factors for this particular one.

What can be said though is that the more that government interfere with something that ought to be a well constructed contract strictly between the landlord and the tenant, the more I say that the govt. involves itself the more expensive it will be for taxpayers and the tenant! That is how it is! Keep it simple! But no they keep introducing more and more red tape, landlord requirements in an ever increasing demand for rental standards REGARDLESS of what may or may not be needed for any particular property! Madness! So it becomes draconian, heavy handed, and the rights are pretty much skewed to the tenant. Result? More and more landlords will move on, fewer and fewer rentals, higher and higher prices and so up go the taxes and up go the wages and more and more lay offs! A crazy situation and driven by the Socialist left! Unworkable and horrible!

cattleshed - 2021-08-20 15:30:00

But nimby zoning restrictions stopping housing where it's really needed are fine?

kestrel43 - 2021-08-20 20:46:00

cattleshed wrote:

It is hard to generalise about landlords or tenants because there will be the good, the bad and the ugly! Face it! You have to consider ALL of the factors for an individual scenario. We don't know all the factors for this particular one.

What can be said though is that the more that government interfere with something that ought to be a well constructed contract strictly between the landlord and the tenant, the more I say that the govt. involves itself the more expensive it will be for taxpayers and the tenant! That is how it is! Keep it simple! But no they keep introducing more and more red tape, landlord requirements in an ever increasing demand for rental standards REGARDLESS of what may or may not be needed for any particular property! Madness! So it becomes draconian, heavy handed, and the rights are pretty much skewed to the tenant. Result? More and more landlords will move on, fewer and fewer rentals, higher and higher prices and so up go the taxes and up go the wages and more and more lay offs! A crazy situation and driven by the Socialist left! Unworkable and horrible!

needs more exclamation marks.

sparkychap - 2021-08-20 21:46:00

sparkychap wrote:

needs more exclamation marks.

Note that a sentence expresses a complete thought. Here is an example of incomplete thoughts:

needs more exclamation marks.

As well, note: there is no capital letter, so two things there.

Apart from that, you actually need to think about the content of what was said.

cattleshed - 2021-08-20 22:01:00

Got to wonder about those posters with zero stars against their names. Probably fake account or paid stooges.

pcle - 2021-08-20 22:04:00

pcle wrote:

Got to wonder about those posters with zero stars against their names. Probably fake account or paid stooges.

still waiting for my cheque from George Soros.

sparkychap - 2021-08-20 22:23:00

sparkychap wrote:

still waiting for my cheque from George Soros.

Ha! Knew it!

pcle - 2021-08-21 08:10:00

pcle wrote:

Got to wonder about those posters with zero stars against their names. Probably fake account or paid stooges.

Perhaps also watch out for those with less than a 100 trades and who've been a member since 2005.

At least Sparkychap, even with his links to Soros, ha ha, gives better value and passes on knowledge about the rental/real estate scene.........

shanreagh - 2021-08-21 09:54:00

cattleshed wrote:

It is hard to generalise about landlords or tenants because there will be the good, the bad and the ugly! Face it! You have to consider ALL of the factors for an individual scenario. We don't know all the factors for this particular one.

What can be said though is that the more that government interfere with something that ought to be a well constructed contract strictly between the landlord and the tenant, the more I say that the govt. involves itself the more expensive it will be for taxpayers and the tenant! That is how it is! Keep it simple! But no they keep introducing more and more red tape, landlord requirements in an ever increasing demand for rental standards REGARDLESS of what may or may not be needed for any particular property! Madness! So it becomes draconian, heavy handed, and the rights are pretty much skewed to the tenant. Result? More and more landlords will move on, fewer and fewer rentals, higher and higher prices and so up go the taxes and up go the wages and more and more lay offs! A crazy situation and driven by the Socialist left! Unworkable and horrible!

That doesn't explain a lack of maintenance for 17 years, or in another case specified here, since 1991.

And I have managed to meet the standards, and even did so before the standards were even being talked about, just because I wanted to provide a good service to my customer, while still keeping rents modest.

tygertung - 2021-08-21 11:30:00

My advice to you is to let it be unless you like the idea of shifting soon. You can replace the drapes yourself, they would be yours, you take them with you, you could do a little redecorating yourself as well. It is hard to get another place just now and easy enough to replace you as a tenant. Not a good time to be discontented.

jhan - 2021-08-26 12:35:00

That or stir like crazy now.
When they can't evict you due to lockdown.

You don't mind strange tradesmen coming through? They might even wear a mask...

Edited by pcle at 1:20 pm, Thu 26 Aug

pcle - 2021-08-26 13:19:00

Is this OP a case that you've had well below market rent for 17 years ? The landlord is now trying to play catch up ?
While you had the cheap rent putting up with
the décor was fine but now not so much or
why have you not had things improved over
a decade or more ago ?

What is the market rent currently in your location for a one bedroom ?

houseofdad - 2021-08-26 15:37:00

Make sure you have a Tenancy Contract and then put in a request to your property manager. If no response then you can threaten Tribunal.

spidermurti - 2021-09-05 01:46:00

jhan wrote:

My advice to you is to let it be unless you like the idea of shifting soon. You can replace the drapes yourself, they would be yours, you take them with you, you could do a little redecorating yourself as well. It is hard to get another place just now and easy enough to replace you as a tenant. Not a good time to be discontented.

Get some drapes on trademe and put the old ones in a box to go back up when you take yours down.

ash4561 - 2021-09-05 21:05:00

ash4561 wrote:

Get some drapes on trademe and put the old ones in a box to go back up when you take yours down.

It's surprising they aren't a health hazard after all those years ;)

tmg - 2021-09-07 19:09:00

I would have thought that you would have done some maintenance to the property during your 17 years, it is not always up to the Landlord. If you owned the place you would have to put in your own drapes etc. You are creating the wear and tear but you want the landlord to pay for it.
In the UK tenants have to do repairs and maintenance which includes painting, new carpets, drapes etc if they are long-term.

Edited by spidermurti at 12:50 am, Fri 10 Sep

spidermurti - 2021-09-10 00:48:00